19795 E Tx-31 Hwy · Chandler, TX 75756

$1,500,000

None bd · None ba · 99,999 sqft · MultiFamily · 285 Days on market

Built 1900 Poor condition 5.37 ac lot

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Why this score? — see what drove the B grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +27.3/30.0
• Appreciation +10.0/10.0
• DSCR +9.5/10.0
• ARV discount +7.5/15.0
• 1% rule +7.4/10.0
• Schools +3.7/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 1 unit. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

Kickapoo RV Park – Turnkey Income Property Discover a rare investment opportunity with this established RV park featuring 17 spaces, including 9 fully paid-for RVs, plus a spacious 7-bedroom, 3-bath manufactured home currently leased for additional income. Each RV pad is individually metered and equipped with 20,30,50-amp service, water, and septic hookups. A dedicated laundry facility is available for guests, and the property includes security keypads and cameras for a gated, safe community environment. For added peace of mind, a storm shelter is also located on-site. Currently, one end of the RV park hosts a Store More portable building business. The new owner has the option to continue this income stream or have the buildings removed. (Note: the buildings are not park-owned.) The property is already equipped to handle expansion, with a 2-inch main water meter tap with backflow prevention, ample electric capacity, and high-speed fiber optic internet available on-site. The park sits on nearly 600 feet of prime Highway 31 frontage, offering excellent visibility and high traffic exposure. It’s also just a 1-2 minute drive to Lake Palestine and the Kickapoo public boat ramp, making it an attractive location for both short-term and long-term tenants. What sets this property apart is its tremendous growth potential—with space to develop 50+ additional RV sites. Whether you’re an investor seeking immediate cash flow or an owner-operator looking for a scalable business, Kickapoo RV Park is a turnkey opportunity with multiple income streams and long-term upside. Do not disturb tenants.

Key facts

• 17 spaces
• Established rv park
• 9 fully paid-for rvs

Tags

• ESTABLISHED RV PARK
• 17 SPACES
• 9 FULLY PAID-FOR RVS
• SPACIOUS MANUFACTURED HOME
• INDIVIDUALLY METERED RV PADS
• 20 30 AND 50-AMP PLUGS

What this means for you Summary

Snapshot

• This is a multifamily listed at $1.50M. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $4k ($52k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($19k rent vs $1.50M).
• Recommended offer: $1.32M (12.0% below list) — sets the bar for market timing.
• Cap rate 9.8% vs local median 3.8% in Chandler — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 70/100 on livability (#347 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools D+, amenities F, commute F.
• Brownsboro ISD (rural): math 42% / reading 46% proficiency, ranked #290 of 826 in TX (top 35%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 56 active listings in the ZIP; 263 units permitted in Henderson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $160k of equity ($10k loan paydown + $150k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 3.0% rent growth), your $420k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$258k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 285 days — a 12% lower offer ($1.32M) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $1,320,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 285 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
8. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
9. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.24% ✓
• Cap rate: 9.77%
• Cash-on-cash: 12.41%
• DSCR: 1.55
• GRM: 6.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 33.4%
• Equity multiple: 3.60×
• Total profit: $1,093,819
• Equity at exit: $1,351,319

10-year hold

• IRR: 28.8%
• Equity multiple: 8.15×
• Total profit: $3,004,160
• Equity at exit: $2,914,170

Cash invested: $420,000 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 87 Strongly Landlord-Friendly
• State Texas: 87 Strongly Landlord-Friendly · R+5
• County: — inherits STATE
• City: — inherits STATE

3-day notice; statewide preemption; one of the fastest eviction climates; Travis County (Austin) slightly slower.

Methodology + full state rankings →

ZIP-level market 75756

• Home prices YoY: 12.4%
• Active inventory: 56
• Price-to-rent: 114.1×

Monthly cashflow live

• Estimated rent: $18,619 medium
• Mortgage (P&I): −$7,866
• Tax est. 1.5%: −$1,875 /mo · $22,500/yr
• Insurance: −$625
• HOA: −$0
• Vacancy / Maint / Mgmt: −$3,910
• Net cashflow: $4,343

Break-even live

Break-even rent $13,122

Max offer price $1,500,000

Occupancy floor 72%

Sensitivity live

Price	-10% $5,379	-5% $4,861	+0% $4,343	+5% $3,825	+10% $3,306
Rent	-10% $2,872	-5% $3,607	+0% $4,343	+5% $5,078	+10% $5,814
Rate	-1.0pp $5,098	-0.5pp $4,724	base $4,343	+0.5pp $3,954	+1.0pp $3,559

17-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 17× units	1	1	$18,615
Total (17 units)			$18,619

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $375,000
• Closing costs: $45,000
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-19
   days on market $1,500,000 Active 285 DOM
2. 2026-06-18
   days on market $1,500,000 Active 284 DOM
3. 2026-06-17
   days on market $1,500,000 Active 283 DOM
4. 2026-06-16
   days on market $1,500,000 Active 282 DOM
5. 2026-06-15
   days on market $1,500,000 Active 281 DOM
6. 2026-06-14
   days on market $1,500,000 Active 279 DOM
7. 2026-06-13
   days on market $1,500,000 Active 278 DOM
8. 2026-06-10
   days on market $1,500,000 Active 276 DOM
9. 2026-06-09
   days on market $1,500,000 Active 275 DOM
10. 2026-06-08
    days on market $1,500,000 Active 274 DOM
11. 2026-06-07
    days on market $1,500,000 Active 273 DOM
12. 2026-06-02
    days on market $1,500,000 Active 268 DOM
13. 2026-06-01
    days on market $1,500,000 Active 267 DOM
14. 2026-05-31
    days on market $1,500,000 Active 266 DOM
15. 2026-05-30
    days on market $1,500,000 Active 265 DOM
16. 2025-09-07
    listed $1,500,000 Active 1629-char remark

    Show marketing remark (1629 chars)

    Kickapoo RV Park – Turnkey Income Property Discover a rare investment opportunity with this established RV park featuring 17 spaces, including 9 fully paid-for RVs, plus a spacious 7-bedroom, 3-bath manufactured home currently leased for additional income. Each RV pad is individually metered and equipped with 20,30,50-amp service, water, and septic hookups. A dedicated laundry facility is available for guests, and the property includes security keypads and cameras for a gated, safe community environment. For added peace of mind, a storm shelter is also located on-site. Currently, one end of the RV park hosts a Store More portable building business. The new owner has the option to continue this income stream or have the buildings removed. (Note: the buildings are not park-owned.) The property is already equipped to handle expansion, with a 2-inch main water meter tap with backflow prevention, ample electric capacity, and high-speed fiber optic internet available on-site. The park sits on nearly 600 feet of prime Highway 31 frontage, offering excellent visibility and high traffic exposure. It’s also just a 1-2 minute drive to Lake Palestine and the Kickapoo public boat ramp, making it an attractive location for both short-term and long-term tenants. What sets this property apart is its tremendous growth potential—with space to develop 50+ additional RV sites. Whether you’re an investor seeking immediate cash flow or an owner-operator looking for a scalable business, Kickapoo RV Park is a turnkey opportunity with multiple income streams and long-term upside. Do not disturb tenants.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $223,428
• − Mortgage interest: −$84,023
• − Property taxes: −$22,500
• − Insurance: −$7,500
• − Repairs & maintenance: −$17,874
• − Management: −$17,874
• − Depreciation: −$43,636
• Taxable income: $30,020
• Est. tax owed @ 24.0%: −$7,205
• After-tax cash flow: $44,909/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Condition & rehab AI · 13 photos

Poor 20/100 Extensive rehab

This RV park is in poor condition and requires extensive renovation to improve its resale and rental value. Significant repairs and maintenance are needed to address the roof, exterior siding, and interior walls.

Repairs flagged

• Major roof — The roof appears to be in poor condition, with visible damage and potential leaks.
• Major exterior siding — The exterior siding shows significant wear and tear, indicating the need for replacement.
• Major interior walls — No interior photos are provided, but the exterior suggests the property is in need of significant renovation.
• Major flooring — No flooring photos are provided, but the exterior suggests the property is in need of significant renovation.
• Major systems — No system photos are provided, but the exterior suggests the property is in need of significant renovation.

Value-add opportunities

• Both renovate the exterior and interior — A thorough renovation will improve the property's appearance and functionality, attracting more tenants and buyers.
• Both repair the roof — A new roof will prevent water damage and improve the property's overall condition.
• Both replace exterior siding — New siding will improve the property's curb appeal and increase its value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · The roof appears to be in poor condition, with visible damage and potential leaks.	Major	$15,000–50,000
exterior siding · The exterior siding shows significant wear and tear, indicating the need for replacement.	Major	$15,000–50,000
interior walls · No interior photos are provided, but the exterior suggests the property is in need of significant renovation.	Major	$15,000–50,000
flooring · No flooring photos are provided, but the exterior suggests the property is in need of significant renovation.	Major	$15,000–50,000
systems · No system photos are provided, but the exterior suggests the property is in need of significant renovation.	Major	$15,000–50,000
Total estimated repair cost · 5 items		$75,000–250,000

Value-add ROI direction

• Both renovate the exterior and interior — A thorough renovation will improve the property's appearance and functionality, attracting more tenants and buyers. ↑
• Both repair the roof — A new roof will prevent water damage and improve the property's overall condition. ↑
• Both replace exterior siding — New siding will improve the property's curb appeal and increase its value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Brownsboro ISD
• NCES district ID: 4811640
• Math proficiency: 42% ▼ -5.00%
• Reading proficiency: 46% ▬ 0.00%
• Median HH income: $45,624
• Composite: 37.38/100
• National rank: #4429
• State rank: #290 of 826 in TX

Livability — Chandler

• Score: 70/100
• State rank: #347
• US rank: #7634

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment D- Housing A+ Health & safety D- User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 4,569

Population outlook (Henderson County) Hauer SSP2

• Today (2025): 80,471 people
• By 2030: 80,608 · +0.2%
• By 2040: 80,087 · -0.5%
• By 2050: 78,208 · -2.8%
• By 2075: 72,423 · -10.0%
• By 2100: 61,012 · -24.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Hispanic / Latino 8% Two or more races 7% Black 2%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Slovak 5% Iranian 3% Lithuanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 4% German/W. Germanic 1%

Political lean MEDSL · Henderson

• 2024 margin: Solid R (+63.5) · D 18.0% · R 81.4%
• 2008→2024 swing: -18.8pp toward R · 2008: -44.6pp · 2024: -63.5pp
• All cycles: 2024: R+63.5 2020: R+60.2 2016: R+60.0 2012: R+54.8 2008: R+44.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 23.85%
• Current HPI: 215.6323
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 3.95%
• F500 in state: 110

Industry mix (Fortune 500 HQ in TX)

Industry	F500 HQs	Revenue
▸Energy	16	$1,198B
▸Technology	5	$198B
▸Engineering / Construction	4	$72B
▸Energy Services	3	$60B
▸Utilities	3	$41B
▸Healthcare	2	$330B

Price history

1 event — show timeline

• 2025-09-07 Listed $1,500,000 NTREIS